1.0 Plan Format. 1.1 Area Plan Consolidation

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ORIGINAL ADOPTION MARCH 04, 2002 A-1 File #: 13-6480-20/01/1 Doc #: 53724.v4

PART A

BACKGROUND

Format of this Document 1.0 Plan Format

This document is organized into two parts.

Part A provides:

• a description of the overall development concept.

Part B includes:

• Contents of the now rescinded Bylaw No. 3368, 2000 which

contains Council's policies and guidelines related to land use, transportation, parks, community and leisure services and utilities which support the development concept.

1.1 Area Plan Consolidation

• The Northeast Coquitlam Area Plan is a consolidated version of the Northeast Coquitlam Official Community Plan. The Area Plan was condensed to eliminate outdated material, policies redundant with the Citywide Official Community Plan, detailed background and historical explanations, and policies/plans which have been implemented.

• The Schedules such as the Land Use Designation Map which provide critical information to the Northeast Coquitlam Area Plan have been updated to include Council-adopted

amendments only.

• Schedules which are referred to in this Area Plan pertain to the Northeast Coquitlam Area Plan and can be found at the end of Part B in this Area Plan.

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ORIGINAL ADOPTION MARCH 04, 2002 A-2 DEVELOPMENT CONCEPT

Proposed Development Concept

Major Components

2.0 Overall Development Concept

The majority of the overall land base is included within designated parks, nature reserves or agricultural lands. Future development has been directed therefore to land outside of these areas, at the base of Burke Mountain.

Major components of the overall development concept include:

• one walkable, village node or centre which serves as a focal point for the area's employment, shopping, educational, recreational and social uses and for future direct transit service between Northeast Coquitlam and Coquitlam's Regional Town Centre;

• a mix of transit-supportive land use types and densities within the proposed urban development "village" area;

• a concentration of residential land uses within a ten minute walk of the village centre with land use intensity decreasing in a concentric manner as distance from the village centre increases;

• opportunities for lower density suburban and rural residential development in areas beyond the village area;

• protection of areas of high environmental sensitivity;

• protection of lands within the Agricultural Land Reserve for agricultural uses;

• a network of active and passive parks and leisure opportunities;

• a transportation network which accommodates the need of

cars, transit, bicycles and pedestrians and which includes new east/west connections across the Coquitlam River at David Avenue and a second, more southerly crossing and

improvements to the north/south capacity of Coast Meridian Road and Freemont Street.

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ORIGINAL ADOPTION MARCH 04, 2002 A-3 Residential

Development

2.1 Residential Development

In addition to emphasizing ground-oriented housing, the plan provides the framework for a diverse mix of housing types at densities ranging between those of large lot, detached homes and apartments. The reasons for this include:

• the need to house the growing population of Coquitlam, including people of all ages, as their housing needs change;¹

• a growing regional demand for mid-density housing forms that

retain a close connection to the ground (i.e. principal entry is from outside, and is at ground level; or within one flight of stairs to ground level; dwelling has private outdoor space at ground level);¹

• a means of preserving substantial portions of the environmentally sensitive land in the area;

• the need to build at higher densities and in a pattern that will support a viable transportation system, connecting the area to jobs and community-wide amenities;

• developing a municipal infrastructure (roads, sewers, etc.) that is affordable both to build and to maintain; and

• the desire to create a complete residential community that can meet the lifelong needs of its residents.

Residential Area

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ORIGINAL ADOPTION MARCH 04, 2002 A-4 Planning for a

mix of

households, ages and incomes

2.1 Residential Development cont'd/

Generally, residential densities decrease with distance from the village centre. The proposed residential mix can accommodate residents from all age and income groups to ensure that Northeast Coquitlam evolves into a socially diverse community. The plan proposes a total of approximately 7,590 residential units.¹

Towards a more complete and transit-oriented urban village

A Community Focus

2.1.1 Future Urban Development Area - The Village Concept

To ensure that the area develops in a manner that is compact, transit supportive and ultimately more sustainable, a more intensively urbanized village area has been delineated (Map 3). This urban development area has been conceptualized as a more complete community within which amenities are clustered. A variety of residential uses within the area ensures that housing opportunities exist for a broad cross section of the community. Other village uses include institutional, commercial, retail and related employment opportunities, all of which are easily accessible to most residents. By defining a more urban "village" area, the plan establishes a context for future urban growth having a compact form that is relatively more affordable to service and that will support an economically viable transit system. A "neighbourhood park" is the focal point of the village centre. Here, frequent and rapid bus service is envisioned as providing a convenient linkage to the Coquitlam Town Centre. With key community amenities such as a day-care, grocery and other retail facilities, immediately adjacent to the transit hub, pedestrian and transit activity can become a viable and enjoyable experience.

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ORIGINAL ADOPTION MARCH 04, 2002 A-5 A Community Focus

Future

Neighbourhoods

2.1.1 Future Urban Development Area - The Village Concept cont'd/

Facilities that are likely to be major transit trip generators such as the secondary school, the community centre, commercial and employment uses as well as higher intensity residential uses and clustered primarily around the village core and along anticipated transit routes. Conceptually, the village core has been designed in a concentric arrangement so that most community facilities are within a short walk of one another.

The "village" area has been divided into proposed neighbourhoods defined by major roads and/or natural features. These

neighbourhoods each of which is identified by a letter are shown on Map 4. Specific details regarding the precise configurations of neighbourhoods and specific locations of the residential units as well as other land uses will be determined through future more detailed neighbourhood by neighbourhood land use planning processes which are linked to the plan's overall phasing strategy. The neighbourhood planning processes will include public

consultation with area residents and will consider and respect existing land uses and the aspirations of residents and property owners within each neighbourhood plan area.

Community Design Principles

The village concept for Northeast Coquitlam is founded on the following basic community design principles and goals that, as development occur, should continue to guide the implementation of the plan.

1. Create a sense of place, of neighbourhood and of community that builds upon what is locally inherent and enduring (e.g. topography, ravines, views) yet establishes a unique "village" character.

The plan recognizes the critical significance of the

environmentally sensitive ravine corridors that traverse the south-facing slopes of the study area. These natural channels are among the basic organizing elements of the landscape of Northeast Coquitlam. Balanced with the patterns of the natural environment, the land use plan integrates the

community needs of a future urban population. A framework of streets organizes the built environment at a pedestrian scale to create a village character that is specific to this location.

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ORIGINAL ADOPTION MARCH 04, 2002 A-6 Community Design

Principles

2.1.1 Future Urban Development Area - The Village Concept cont'd/

2. Establish a varied and equitable mixture of land uses, household types, building forms and socio-economic groups.

A more complete community is envisioned for Northeast Coquitlam with local facilities and amenities commensurate with the build-out population. Places to live, places to shop, places to work, places to learn and places to play are all

provided within the community. An extensive array of housing types at various residential densities will ensure that a diverse population that includes families, singles, seniors and young people can reside in the Northeast Sector.

3. Encourage all modes of transport especially walking, cycling and public transit.

In terms of basic community organization, primary facilities are clustered within an area that is geographically delineated by a ten-minute walking radius of the village centre. In terms of physical structure, the major street network provides nearly level walking and cycling connections across the major ravines between the various village facilities. At a detailed design level, the plan provides the framework for the evolution of human-scaled, pedestrian-oriented streetscapes that will make walking and cycling a safe and enjoyable experience.

4. Create a more compact community form in order to

preserve open space and natural systems, reduce resource and energy consumption and provide a greater number of local amenities closer to home.

As noted, the plan integrates the needs of a future urban community within the natural pattern of streams and ravines. With a concentration of future population within the village area, vehicle trips can be reduced because of the ease of access to many local amenities. The more compact urban form means that the developable land resource is efficiently utilized while preserving significant natural features.

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ORIGINAL ADOPTION MARCH 04, 2002 A-7 Community Design Principles Lower Density Suburban Development

2.1.1 Future Urban Development Area - The Village Concept cont'd/

5. Rekindle the spirit of the public realm, especially the streets

that are the veins of the community.

Guidelines will be needed to ensure that buildings are oriented to the streets with doors, windows and front porches which make the streets comfortable civic spaces instead of just arteries for vehicular traffic. The sidewalk, separated from the travel lanes of the road by street trees and boulevards, yet overlooked by homes and shops, is the stage for the social and civic life of the community.

2.1.2 Lower Density Suburban Development Opportunities

The plan also provides opportunities for lower density, suburban residential opportunities outside of the urban development or village area. Areas that are typically located at higher elevations and where accessibility tends to be somewhat constrained because of physical realities such as steep topography or major ravines provide opportunities for residential development of lots of not less than one acre providing that servicing issues, especially sewage treatment, can be addressed. Low density, residential uses (minimum lot size of 555 square metres) are proposed for areas outside of the proposed village area and tend to be located on steeper hillsides and at higher elevations towards the boundary of Pinecone Burke Provincial Park.

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ORIGINAL ADOPTION MARCH 04, 2002 A-8 Rural Residential

Development

Subdivision Prior to Urban Development

2.1.3 Rural Residential Development Opportunities

Rural residential opportunities (minimum lot size of two hectares or five acres) are accommodated on lands generally located at the periphery of the plan area along Quarry Road. These rural areas are not expected to be provided with full municipal services within this plan's twenty year time horizon.

2.1.4 Subdivision Prior to Urban Services

Northeast Coquitlam is characterized by a multi ownership, fragmented land ownership pattern. Given this situation and the proposed development phasing strategy to implement this plan, some property owners may have to wait until intervening parcels of land are serviced before realizing development to urban

densities consistent with the overall plan. Council recognizes this situation and will consider rural residential development proposals in advance of urban services in areas identified in the plan for urban development provided that it does not impede the ultimate land use and development pattern envisioned by the plan and necessary approvals for sanitary sewage disposal from the Ministry of Health are in place.

Increasing choices for residents

2.2 Transportation

The Plan's transportation policies are aimed at increasing

transportation choices for the community and achieving a balance between mobility, environmental quality, transportation quality and affordability. While improved transportation connections between Northeast Coquitlam and other parts of the City and the Region are vitally important to community growth, increasing transportation choice is a fundamental feature of the plan by addressing needs for roads, transit, bicycles and pedestrians. It is the intent of this plan to provide an interconnected system of streets which provides multiple route options as well as facilitates the safe and efficient movement of pedestrians, bikes and cars while minimizing the impacts on surrounding land uses. An important aspect of sustainability is travel demand reduction. In addition to substituting one mode of travel for another, the amount of travel per capita should also decrease. A sustainable community should also substitute information exchange for travel where possible. Employment, education and leisure activities which can be accomplished through communication channels rather than traveling to another destination should be fostered.

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ORIGINAL ADOPTION MARCH 04, 2002 A-9 Regional Transportation Planning Context - Transport 2021 Road Network 2.2 Transportation cont’d/

The transportation component of the plan has been based on the implementation of regional improvements in Transport 2021 and the City’s Strategic Transportation Plan. The regional

transportation improvements originally slated for 2006 that are significant to Northeast Coquitlam include rapid transit to Coquitlam Regional Town Centre and the widening of the Barnet and Lougheed Highways to accommodate High Occupancy Vehicle operations.¹

Another significant regional improvement to Northeast Coquitlam is the construction of David Avenue between Pipeline Road and Coast Meridian Road complete with the Coquitlam River and Hockaday Creek crossings. This improvement has been identified in TransLink’s 2005-2007 Three-Year Plan and Ten-Year Outlook, Strategic Transportation Plan Amendment adopted by the TransLink (GVTA) Board in February 2004.¹

It is the intent of this plan to co-ordinate and phase transportation improvements with expected future levels of growth in Northeast Coquitlam.

The plan envisions streets that are more than just utility corridors. Instead, streets are seen as an important element of the public realm, along with parks and open spaces, and as such, efforts are made to ensure they are comfortable for pedestrians and cyclists. Due to the sloping terrain, primary streets that unite key

community facilities have been oriented in an east-west direction so that grades remain relatively gentle and walkable.

The proposed long-term major road network is shown on Map 5. Existing roads in Northeast Coquitlam cannot accommodate planned growth levels. A comprehensive evaluation of transportation options indicated that two new east-west connections across the Coquitlam River are required to initiate major development. The City will need to undertake more detailed planning of these crossings to address environmental issues associated with the Coquitlam River. Rehabilitation and upgrading of the north-south arterial roads, such as Coast Meridian Road, are also needed to support travel between Northeast Coquitlam and Port Coquitlam and other destinations. The City will work with the City of Port Coquitlam in ongoing planning of transportation-related initiatives.

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ORIGINAL ADOPTION MARCH 04, 2002 A-10 Road Network

Planning Principles

2.2 Transportation cont’d/

The following principles will guide implementation of an effective road network in Northeast Coquitlam:

• The road network should be a multi-use facility;

• Land requirements and the social, environmental and financial costs of transportation infrastructure should be minimized;

• The safety and efficiency of the road network should be supported by the plan;

• The road network should be based on a hierarchy of roads;

• Redundancy of the road network should be encouraged (This

means that for any given trip i.e. walking/cycling or vehicle, there should be several possible routes which disperses traffic across the road network, minimizing the potential for large congested intersections and potential delays);

• Access to major destinations should be direct;

• Access on arterial roads should be managed;

• Roadways should be no more than four lanes;

• The road network should enhance the character of the community;

• Involve the community in the planning, design and implementation of roadway network facilities.

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ORIGINAL ADOPTION MARCH 04, 2002 A-11 Transit - Encouraging a viable alternative to the car Transit Planning Principles 2.2 Transportation cont’d/

Transit service will play a significant role as an alternative to single occupant vehicles. Conventional and community-based transit services plus a direct rapid bus link between the village core in Northeast Coquitlam and planned rapid transit in Coquitlam's Town Centre, via a new crossing of the Coquitlam River, will ensure convenient access to other parts of the City. The following principles will guide implementation of an effective transit system in Northeast Coquitlam:

• Development patterns along transit corridors should be of a higher density;

• Land uses should be mixed and concentrated at key nodes and/or along transit corridors;

• The road network should provide for efficient transit operation;

• Alternative transit models should be adopted;

• Multi modal connections with transit should be available;

• Transit supportive "Transit Demand Management" strategies should be implemented;

• Transit travel times should be competitive with those of the automobile;

• Minimum service frequencies should be 15 and 30 minutes

during peak and off peak periods, respectively;

• Transit should be reliable by providing on-time service;

• Security and safety of transit users should be a priority;

• Involve the community in the planning and design of transit services.

Walking and Cycling Cycling and walking are growing in popularity as a form of commuting, shopping and recreation. The plan provides for a broad framework for bicycle and pedestrian systems through the area with linkages to other parts of the City and Port Coquitlam. Proposed primary local area bicycle and pedestrian networks are highlighted on Maps 6 and 7.

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ORIGINAL ADOPTION MARCH 04, 2002 A-12 Pedestrian and Bicycle Planning Principles Pedestrian Planning Principles 2.2 Transportation cont’d/

The following principles will guide implementation of an effective pedestrian and cycling network throughout Northeast Coquitlam:

• A continuous network of attractive, safe and direct pedestrian facilities is essential throughout Northeast Coquitlam;

• Pedestrian systems should be planned and designed for persons of all physical abilities;

• Connections to park trail systems and to other parts of the City and Port Coquitlam are necessary features of an overall pedestrian system;

• Pedestrian systems should provide direct access to transit service;

• Intersection design should place a high priority on the access requirements and safety of pedestrians;

• Pedestrians should be adequately separated from vehicle traffic on all public roadways;

• Personal security aspects of the pedestrian system need to be addressed at the planning, design and operation stages;

• Areas around schools and playgrounds should be

maintained as pedestrian-friendly environments;

• Pedestrian-oriented environments should be encouraged as

a means of creating "people places" within the community;

• Pedestrian facilities should be designed and maintained using recognized standards;

• Involve the community when planning and implementing

pedestrian facilities.

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ORIGINAL ADOPTION MARCH 04, 2002 A-13 Bicycle Planning

Principles

2.2 Transportation cont’d/

• A continuous network of attractive, safe and direct bicycle facilities is essential;

• The planning and design of bicycle facilities should accommodate persons of all ages and cycling abilities;

• Bicycle facilities should be designed to encourage predictable bicyclist behaviour;

• Every street should be considered a cycling street and all locations accessible by motor vehicle should be

accessible by bicycle;

• Connections to other parts of the City, adjacent

municipalities and provincial facilities must be achieved to ensure an integrated system;

• Adequate end of trip facilities should be provided at major destinations;

• Personal security and safety should be a priority in the planning and development of bicycle facilities;

• Access to public transit by cyclists should be promoted to maximize multi modal transportation opportunities;

• Standards for the design, location and maintenance of bicycle facilities should be followed;¹

• Complementary programs, including awareness,

encouragement, education and enforcement should be initiated and actively supported;

• Involve the community in the planning, design and implementation of bicycle facilities.

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ORIGINAL ADOPTION MARCH 04, 2002 A-14 Long-Term Economic Benefits Commercial Development - The Village Centre

2.3 Economic and Commercial Development

Through the analysis of a number of economic impact indicators, the proposed development plan for Northeast Coquitlam is anticipated to generate significant economic benefits for the City and the Region as the community is built out and by ongoing activities of residents. From a local employment perspective, the plan seeks a greater balance between opportunities to work and live in the same community. Given the location of Northeast Coquitlam relative to major transportation facilities and major markets, as well as the competitive advantages of other nearby employment centres such as Coquitlam Town Centre and

Mayfair/Pacific Reach as well as within Port Coquitlam, many of the jobs that will be generated by the proposed major community facilities, schools and retail/commercial and office development in the proposed village, once the significant employment during the construction phase is completed.

Additional economic development opportunities exist in Northeast Coquitlam in two key areas:

• capitalizing on the area's most significant competitive advantage of a "City in Nature": specifically related to Northeast Coquitlam's physical setting in proximity to large areas of provincially and regionally significant natural areas, and;

• supporting information based/high technology opportunities

by fostering the development of a "Smarter Community" through encouraging investment in infrastructure such as fiber optics and high speed communication links.

These opportunities can provide the basis for broadening the long range economic development vision which can work towards encouraging future employment in Northeast Coquitlam (See Map 8).

The plan accommodates commercial land uses which will be required to serve the needs of area residents. One of the major components of the overall development concept is the village centre which is envisioned as an attractive, pedestrian-oriented and vibrant focus for the community. The village centre will provide for a mix of uses including retail, commercial services, offices,

residential, educational and other institutional uses along a

pedestrian-oriented "main street". The plan has been formulated to be open to the opportunity for a mix of commercial uses in the village centre.

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ORIGINAL ADOPTION MARCH 04, 2002 A-15 Commercial

Development - The Village Centre

Serving the Community

Home-Based Entrepreneurs/ Business

2.3 Economic and Commercial Development cont’d/

The village centre is also seen as the focus of future, direct bus service between Northeast Coquitlam and Coquitlam Town Centre (proposed SkyTrain service and existing West Coast Express

service).

Character Sketch of "Main Street"

The plan also accommodates a limited amount of convenience retail and personal service activities intended primarily to serve residents from adjacent neighbourhoods in areas designated for neighbourhood commercial uses.

Based on commercial planning and development assessment forecasts for Northeast Coquitlam, approximately 177,000 square feet of commercial floor space and a total land area requirement of up to 14 acres will be required over 20 years to serve the needs of area residents.

Throughout Northeast Coquitlam, home occupations (home-based business and manufacturing) will also be encouraged. In order to facilitate the approval of these uses, the plan's implementation strategy recommends that the zoning and building regulations be examined to identify potential barriers and to develop a supportive policy and regulatory framework. Home-based business and manufacturing are topics which will need further exploration but may provide opportunities to increase local employment and economic vitality while alleviating the need for commuting. Over the life of the plan, should new employment opportunities and uses wish to locate in the Northeast, these proposals could be reviewed.

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ORIGINAL ADOPTION MARCH 04, 2002 A-16 Promoting Energy

Efficiency

Towards a Healthy and Active Community

A Comprehensive Parks System

2.4 Energy Efficiency and Conservation

The City recognizes that land use and transportation planning, site planning, neighbourhood and building design can have a profound effect on energy related air emissions. Major components of the development concept are consistent with the goals and objectives of encouraging more energy efficient neighbourhoods and

buildings. The transit oriented, compact urban form, proposed land use densities and mixes and the establishment of a major activity centre in the form of a village centre will help to reduce energy consumption and costs for residents and the City (see Appendix A). The Plan includes policies outlining the City's support for planning, design and construction of energy efficient neighbourhoods and buildings along with several strategies related to land use and transportation planning, energy supply options, building design and site planning aimed at reducing energy consumption.

2.5 Parks, Open Space and Leisure Facilities

The plan's parks and open space policies aim to provide an integrated system of parks, open space and leisure facilities throughout the area in order to meet the passive and active recreational needs of existing and future residents. Plan policies reflect the need to make the best use of Northeast Coquitlam's magnificent natural setting and to recognize the natural

recreational value provided by such areas as the Pinecone-Burke Provincial Park, Minnekhada Regional Park, Widgeon Marsh Regional Park Reserve and Addington Point Nature Reserve. The plan also integrates and builds upon regional initiatives such as the Regional Greenways plan. Parks such as Coquitlam River Park, Victoria Park, Harper Park and Freemont Park remain as integral parts of the overall parks system.

In addition, more specialized public parks or open space areas are envisioned within Northeast Coquitlam include:

Major City Park - is a large area that may draw users from other

areas of the City. A major City park typically includes a unique natural area or topographic feature and amenities for active

recreation such as a group of sports fields, hiking/walking trails and any number of other recreation opportunities.

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ORIGINAL ADOPTION MARCH 04, 2002 A-17 A Comprehensive

Parks System

2.5 Parks, Open Space and Leisure Facilities cont'd/

Neighbourhood Parks - are typically located within a five minute

walk of most local residents. Playground equipment or typical "tot lot" amenities are intended to be provided. Adjacent residences should face the public space for passive surveillance and security; in fact, depending on the specifics of detailed subdivision planning, some homes may even front directly onto the neighbourhood parks.

More formal neighbourhood parks or civic squares are

envisioned for the heart of the village centre. They are intended to be the landscaped focal points of the community. Formal plazas, gazebos or bandstands and gardens as well as

manicured greens are envisioned within these urban parks to provide a social gathering place and a setting for passive recreational activities.

Linear Parks - are continuous "greenway" areas that traverse the

study area. These spaces provide a limited degree of environmentally sensitive, off-street trail connection to the major facilities located in the village area and to the waterfront trail network. Provided that areas of high environmental sensitivity are protected, linear parks are ideal for the

development of recreational trail networks for walking, running or cycling. Generally, a natural landscape treatment is

anticipated within these park corridors. It is the intent of this plan to coordinate with and assist in the implementation of the Regional Greenway network.

School/Park Sites - are larger than neighbourhood parks and are

intended to provide a broader range of open space and active park amenities for Northeast Coquitlam. These sites are to be jointly developed for use as the site of educational facilities as well as active recreational activities. Typically, level playing fields (washrooms, children play areas, tennis/multi-courts, amenities for youth recreation, trails and linkages to a trail system) and associated facilities are envisioned for the School/Park sites.

Environmentally-Sensitive Areas - are areas that have been

generally delineated as having potentially high value and significance in terms of their environmental sensitivity. Typically, these areas are associated with ravines and watercourses that bisect the study area.

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ORIGINAL ADOPTION MARCH 04, 2002 A-18 Functional and Accessible Neighbourhood Parks Parks Planning Principles

2.5 Parks, Open Space and Leisure Facilities cont'd/ As part of the plan's goal to foster a diverse, complete community and to foster a sense of community and social well-being, the overall development concept proposes that public spaces and facilities which are functional and accessible for all ages, abilities, incomes and cultural backgrounds be provided as an integral design component in each neighbourhood area.

The following principles which were adopted as part of the City's Parks Master Plan will help guide future planning and decision making related to parks. The City will embrace the vision of Coquitlam as:

• a community that believes in wellness, actively pursuing individual and community well-being through a set of strengthened community focuses;

• a green "City in the Park" committed to stewardship of the environment;

• known for quality parks and recreation facilities, serving all ages including youth;

• proud of its pathway and trail system, providing access to parks and natural areas and linking to the regional network and wilderness to the north;

• a model of local and regional cooperation and collaboration;

• the City will balance park and facility development across the City so that all areas have access to a full range of services;

• planning for substantial growth which must be matched by

additional recreational services, both parks and facilities, if quality of life is not to be compromised;

• acquiring land for future needs in a timely and cost effective manner;

• environmental protection;

• use the total urban realm for leisure;

• building flexibility into the system;

• strengthen user groups and community partnerships to

effectively manage and protect assets and to provide input into future directions.

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ORIGINAL ADOPTION MARCH 04, 2002 A-19 Parks Planning Principles Towards a Complete Community Schools

2.5 Parks, Open Space and Leisure Facilities cont'd/

Pinecone Burke Provincial Park

2.6 Institutional and Community Services

The plan envisions Northeast Coquitlam as a "complete" community and provides the conceptual framework for the development of a wide variety of institutional and community services that will be needed to serve existing and future residents. Leigh Elementary School currently serves the area. Schedule ‘B’ of the Northeast Coquitlam Area Plan identifies four additional school sites to serve Northeast Coquitlam. These sites would include one secondary and middle school site, and three elementary school sites. In addition, Schedule ‘B’ also designates one potential school site in the Northwest quadrant, adjacent the Coquitlam River.

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ORIGINAL ADOPTION MARCH 04, 2002 A-20 Community Services

and Facilities

2.6 Institutional and Community Services cont'd/

Victoria Park Hall has served for many years as a social focus for the community. This use continues to be recognized in the plan. The plan envisions a number of additional facilities to serve the needs of the local community:

Transit Hub - As a more complete and sustainable community, the

village core is envisioned as a convenient transit hub. Located at the heart of the village, the transit lay-by is immediately adjacent to a number of key amenities. This will encourage "trip chaining" or the combining of various errands into one trip (e.g. drop a child off at day-care, go to the bank, pick up a coffee and embark on a bus trip). The convenience of having a number of key facilities clustered at one location will result in a notable reduction in local travel demands.

Community Centre - A community centre is intended to be

developed near the village core. This location is convenient to all residents and establishes a prominent landmark near or in the village centre.

Day-care Centre - This land use is best accommodated near a

transit hub where the journey to work begins and ends. A large day-care facility is envisioned on a site facing the neighbourhood park in the Village Centre, perhaps jointly developed with seniors housing. Smaller day-care facilities within neighbourhoods or associated with individual homes are also envisioned.

Fire Hall – Through discussions with the Coquitlam Fire

Department, a 0.4 hectare site has been identified along David Avenue west of the village centre. The site is adequate in size, enjoys good vehicular access possibilities and is uphill from most of the village area (important for emergency response in winder conditions).

Community Policing Office - A storefront police office could be

accommodated within any of the commercial floor space available in the village centre. While the police office could locate within one of the three small neighbourhood commercial centres, it is recommended that the community police function occupy a visibly prominent location on the main street within the village core.

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ORIGINAL ADOPTION MARCH 04, 2002 A-21 Community Services

and Facilities

2.6 Institutional and Community Services cont'd/

Religious Institutions - A religious institution is envisioned within

the proposed village core area. Provided that access, parking and design issues can be satisfied, other sites for religious institutions could be compatible in other neighbourhoods.

Care Facility - Housing for seniors is an important need in a

community; its presence allows people to continue to reside in their community as they get older. In Northeast Coquitlam, the most suitable location is at the village centre since all key amenities and services (especially convenient transit) are available. Seniors housing could be situated on a site facing the village green. Seniors housing is regarded as compatible with all urban uses in the village and, contingent upon physical design sensitivity as well as parking and access considerations, should be encouraged in any neighbourhood.

Library - A library is an important civic institution and should be

located at the heart of the community. As a stand-alone building, the library could be situated on a site adjacent to the village green and transit hub. Alternatively, library facilities could be accommodated within any of the commercial floor space available in the village centre. It is highly recommended that this significant public use should be located in the core commercial area close to other community amenities and the transit hub.

Recycling Centres - An appropriately designed central recycling

depot is intended to be developed within the Northeast Coquitlam Village Core in order to promote and support

recycling activities and other environmentally green programs.¹

Public Works Yard - An interim staging site for operations and

maintenance services in the northeast sector has been designated at the existing reservoir site on Harper Road. The City will continue to explore other sites which could

accommodate a public works yard over the long term. Any decision determining the proposed site will need to consider traffic impact, compatibility in terms of design, noise, lighting with adjacent uses, screening, landscaping and architectural sensitivities and other performance criteria.¹

Community Gardens and/or Markets - Due to the broad mix of

housing types in the plan area, many residents are likely to desire the shared benefits of community gardens. This opportunity may exist on an interim basis in local parks, school/park sites and utility corridors.

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ORIGINAL ADOPTION MARCH 04, 2002 A-22 Balancing Environmental Protection and Urban Development Terrain and Watershed Management

2.7 Natural Resource Management and Environmental

Protection

The diversity of natural features ranging from floodplain areas of the Coquitlam and Pitt Rivers, important fish and wildlife habitat areas, to sleep slope areas on Burke Mountain are among Northeast Coquitlam’s many assets. While recognizing the link between urban growth and the impacts of development on natural ecosystems, plan policies and guidelines balance the housing, mobility, social, recreational and leisure needs for a growing population with the needs to protect areas of high environmental sensitivity and to steer development away from areas of high geotechnical or flood risk. The potential for geotechnical events in certain areas of Northeast Coquitlam is high due to unique factors in this area, including high precipitation and steep topography. Much of the plan area is already included within protected areas such as the Pinecone-Burke Mountain Provincial Park, Minnekhada Regional Park, Widgeon Marsh Regional Park Reserve and

Addington Point Nature Reserve. The plan recognizes these areas and contains policies and development guidelines aimed at protecting other areas of high environmental significance.

Several watercourses traverse the area including Hyde and Smiling Creeks which discharge into DeBoville Slough. The watersheds of these two creeks comprise roughly 1450 hectares of lands and drain the slopes of Burke Mountain. Sediment erosion and transport occurs in the upper reaches of the streams with major deposition occurring at lower elevations in Port Coquitlam and in Partington Creek below Oliver Road within Coquitlam. Drainage problems presently occur in Port Coquitlam and at Cedar Drive where Hyde and Partington Creeks reach flatter, lowland areas. The hydraulic capacity of Partington Creek has been reduced by sediment deposition despite the annual removal of sediment loads deposited at the corner of Oliver Road and Cedar Drive.

Future urban development in Northeast Coquitlam will lead to an increase in the amount of impervious land cover which will lead to increase runoff into area watercourses. Plan policies provide a framework, including a set of principles, for future stormwater management planning which integrate overall objectives of protecting people and property while respecting the natural environment and promoting ecological sustainability.

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ORIGINAL ADOPTION MARCH 04, 2002 A-23 Terrain and

Watershed Management

Fraser River Estuary Management Plan - Protecting the Economic and

Environmental Assets of the Pitt River

Protection cont’d/

The plan recognizes the important roles of watercourses as fundamental components of the City’s drainage and flood control systems as well as their significance in supporting valuable fish habitat. The dual roles of watercourses in Northeast Coquitlam will be integrated and balanced through ongoing planning and

implementation of stormwater management systems. To that end the plan makes reference to and relies on the provisions of

Integrated Watershed Management Plans and the City of

Coquitlam Stormwater Policy and Design Manual, as supplemented to include low impact development policy and procedures.¹

The plan recognizes that wise management of the area's water and land resources is necessary to ensure their long-term sustainability. The overall development concept recognizes areas of high

environmental sensitivity such as major watercourses and ravines and which have been used as primary determinants of community structure and design by including them within protected areas or within the plan's proposed network of open spaces. The proposed compact urban form also provides opportunities for protecting natural habitat areas. The plan contains policies and development guidelines which are aimed at protecting valuable fish and wildlife habitat, valuable watershed areas, gravel extraction areas,

floodplain areas, steep slope areas and hazard lands.

The Pitt River, including its foreshore areas are within the estuary area and as such, are subject to the policies and strategic directions contained within the Fraser River Estuary Management Plan

(FREMP).

In 1996, the City worked in partnership with other FREMP partners including senior government, the GVRD in undertaking the Area Designation Process for the Pitt River foreshore. Map 9 identifies the area designations which were agreed to by the agencies involved for the foreshore areas along the Pitt River. A description of these area designations is included in Appendix B.¹

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ORIGINAL ADOPTION MARCH 04, 2002 A-24 Hillside Development:

Seeking Opportunities to Protect Significant Trees and Greenways

Protection cont’d/

The City also recognizes the value which residents place on the image of Burke Mountain as a green backdrop for the area. Much of Northeast Coquitlam is contained within the Pinecone-Burke Provincial Park, Minnekhada Regional Park, Widgeon Marsh Regional Park Reserve and City parks which provide significant opportunities to retain this image. Policies in the plan are aimed at encouraging the protection of significant stands of trees, providing corridors or greenways which link natural areas such as

watercourses, ravines and large forested areas.

Protecting a Limited and Valuable Resource

2.8 Agricultural Land

The development concept provides for the continued use of lands within the Agricultural Land Reserve for primarily agricultural uses. The plan encourages agricultural practices which recognize

environmental sensitivities particularly related to watercourses in the DeBoville Slough area.

Sanitary Sewers

Water Supply

2.9 Servicing

With the exception of the River Springs, Parkridge Estates, Oxford Heights and Glenbrook Drive area, much of the plan area is not serviced with municipal sanitary sewer works. In some of these areas, homeowners have been experiencing problems with

individual septic systems raising the potential for public health and environmental concerns related to surface water.

The City has begun to address the need for sewers by extending sewer trunks from the Greater Vancouver Regional Sewer system in Port Coquitlam to Coast Meridian Road and Galloway Avenue, and to the River Springs areas. Future planned extensions of the trunk sewer system are shown on Map 10. Extensions to these systems will be based on the overall development planning strategy.¹

The Greater Vancouver Water District (GVWD) currently supplies the area with potable water through the Oxford Heights watermain. The demand in Northeast Coquitlam for water, in terms of adequate fire flows and domestic consumption, will increase dramatically as the plan is implemented and development takes place. The water system itself will have to be expanded significantly to supply these increased demands. Five pressure zones, together with a new water supply main, population growth in the plan area.

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ORIGINAL ADOPTION MARCH 04, 2002 A-25 Water Supply Encouraging an Efficient, Staged Development Pattern Development Reserve 2.9 Servicing cont’d/

Keeping future demand to a reasonable and more sustainable level will require the City to develop a comprehensive water conservation program that includes lawn watering restrictions and metering and billing for water and an energy efficient approach to the design and operation of a future supply system. The proposed water supply concept is shown on Map 11.

2.10 Development Phasing

Map 12 highlights the proposed urban development phasing strategy for Northeast Coquitlam. The intent of this strategy which is based on the logical extension of engineering infrastructure, is to encourage a contiguous and efficient development pattern and extension of utilities which will be required to serve future

population growth. The phasing strategy will also act as a guide for other agencies such as the School District and utility companies such as BC Hydro, BC Telephone and others as they plan future service extensions.

2.11 Development Reserve

In Northeast Coquitlam, topographical constraints significantly limit the amount of land available for development. The plan strives to efficiently utilize the land resource. The village area is centered on the most favourably sloped lands. The plan, however, recognizes that a number of developable areas (slopes less than 30 percent) exist around the periphery of the study area, many of them separated by steep slopes or ravines.

The Development Reserve designation is intended to recognize potentially developable sites which are either located at higher elevations or are separated by steep slopes or ravines from major urban development areas. Development of these lands is generally seen to be beyond the twenty-year planning horizon of this plan. This designation implies that these lands may be physically capable of accommodating future urban land uses but servicing and access issues must first be addressed.

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ORIGINAL ADOPTION MARCH 04, 2002 B-1

PART B POLICIES AND GUIDELINES

Plan Goals A Policy Framework For A More Sustainable Community 1. PLAN GOALS

The overall goal of this plan is to provide a general policy

framework which balances the needs of a rapidly growing urban population with the needs for protection and enhancement of areas of high environmental sensitivity. This plan provides the framework for the orderly development of a livable community which provides opportunities for a diverse mix of housing types, commercial, retail and community leisure needs, a strong orientation to transit, while recognizing and protecting areas of high environmental sensitivity and the area's agricultural and recreational land base. The plan aims to:

• protect areas of high environmental sensitivity;

• promote efficient use of resources such as land, capital, infrastructure and energy;

• address long range regional and local housing needs by providing a mix of housing types while respecting the aspirations and lifestyles of existing residents;

• increase transportation choice for residents;

• foster a diverse community in terms of people, land use, housing mix and services;

• promote community and social well-being.

As a policy framework, the plan also serves as a guide and basis for:

• decision making by Council in consultation with the public and staff with respect to future land uses and the delivery of services and utilities to the area;

• preparing more detailed neighbourhood-based and service

plans;

• assessing future development proposals for their achievement of planning objectives;

• preparing and implementing necessary land use and servicing regulations and guidelines and capital expenditures.

Inter-Municipal Cooperation

The City recognizes that implementation of the Northeast Area Plan will require the cooperation of neighbouring municipalities, particularly the City of Port Coquitlam and the City of Port Moody. The City of Coquitlam will continue to work on issues of mutual interest with Port Coquitlam and Port Moody regarding ongoing and future land use, transportation, watershed and service planning in Northeast Coquitlam.

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ORIGINAL ADOPTION MARCH 04, 2002 B-2 Future

Development Pattern

2. PLAN POLICIES

The following policies reflect Council's commitment to the principles and goals of this plan and its implementation. Plan policies also reflect Council's commitment to existing and future residents and businesses in planning and developing a phased, livable, diverse community which balances longer term community interests with the needs of current residents.

A. Land Use Policies

The plan's land use policies are intended to provide a long range, policy framework which will lead to the phased development of a livable community which provides opportunities for a diverse mix of housing types, commercial, retail, institutional and community leisure needs while recognizing and protecting the area's

agricultural and recreational land base and areas of high environmental sensitivity.

A-1.0 Land Use Designations¹

The land use designations on Schedule B to this plan establish an overall pattern for future development in Northeast Coquitlam by identifying the general location of various land uses and densities. These designations are general and schematic in nature. More precise definition of these designations will occur as part of more detailed neighbourhood planning processes.

The purpose of the land use designation is to provide a general framework for the location of various land uses and densities, so as to accommodate new development, but also to maintain and protect existing resources or development, wherever appropriate. The general intent of each land use designation is set out below.

Neighbourhood Centre - The intent of this designation is to

accommodate the primary mixed use (residential and commercial) centre and focus for commercial, retail, institutional and higher density uses for Northeast Coquitlam. The neighbourhood centre is envisioned as a primarily pedestrian-oriented area with street front shops and apartments in upper storeys.

Neighbourhood Commercial - The intent of this designation is to

accommodate a limited amount of convenience retail and personal service uses intended to primarily serve residents from adjacent residential areas. The designation accommodates apartment residential uses which are located above the ground level commercial space.

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ORIGINAL ADOPTION MARCH 04, 2002 B-3 A-1.0 Land Use Designations cont'd/

Village - High Density - The intent of this designation is to

accommodate predominantly residential development at average densities of 50 to 60 units per hectare.

Village - Medium Density - The intent of this designation is to

accommodate residential development at average densities of 25 to 30 units per hectare.

Village - Lower Density - The intent of this designation is to

accommodate residential development at average densities of 10 to 20 units per hectare.

Townhousing Residential – The intent of this designation is to

accommodate ground-oriented multi-family homes.

Compact One-Family - The intent of this designation is to

accommodate compact, strata lot development with lots being a minimum of 375m² in size. This designation is limited to Strata Plan NW939, NWD (commonly known as River Springs).

Compact Low Density Residential – The intent of this designation is

to accommodate detached single-family homes on smaller lots.

Baycrest Low Density Residential – The intent of this designation is

to accommodate detached single-family homes and residential infill (duplexes, triplexes and quadruplexes) on smaller lots.

Large Single Family - The intent of this designation is to

accommodate low density, urban residential uses with a minimum lot size of 555 square metres (6,000 square feet).

Suburban Residential (One Acre) - The intent of this designation is to

accommodate a residential environment consisting of single family homes on individual lots of not less than one acre (.4047 ha).

Rural Residential and Resource - The intent of this designation is to

accommodate residential uses on a large acreage with a minimum lot size of two hectares (five acres) without full municipal services. This designation also recognizes the topographical constraints in the northern sector of the plan area and accommodates limited quarrying, forestry and minor outdoor recreational uses.

Civic and Major Institutional - The intent of this designation is to

accommodate certain civic and institutional buildings, such as the Burke Mountain Fire Station.

School – The intent of this designation is to accommodate Leigh

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ORIGINAL ADOPTION MARCH 04, 2002 B-4 A-1.0 Land Use Designations cont'd/

School/Park - The intent of this designation is to accommodate

joint use school/park sites.

Parks and Recreation - The intent of this designation is to delineate

those lands being used or intended to be used as public parks.

Environmentally Sensitive Areas - This designation is intended to

delineate lands intended to remain generally in a natural state and to be used for passive recreation and protection of critical natural environment such as fisheries or wildlife habitat.

Open Space – The intent of this designation is to accommodate

green space and outdoor recreation opportunities. (Supplementing existing and proposed parks)

Extensive Recreation - The intent of this designation is to provide

for and accommodate private, outdoor recreational uses such as firing ranges, golf courses, marinas and sports clubs.

Protected Resource - Watershed - The intent of this designation is to

provide for the protection of the Coquitlam Lake watershed.

Agricultural - This designation provides for and accommodates the

continued preservation of lands within the Agricultural Land Reserve for agricultural uses.

Development Reserve - This designation applies to certain lands on

the north and east periphery of the area generally designated by this plan for urban development. These lands are seen as having possible future urban development potential by virtue of their location and slopes of 30 percent or less, but cannot be adequately serviced and/or accessed by road and trunk services. The

Development Reserve designation defers urban development of these lands until such time as the relevant infrastructure issues can be resolved at which time re-designation can be considered under Policy A-1.2. This designation also provides for interim rural residential development, with a minimum lot size of five acres.

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ORIGINAL ADOPTION MARCH 04, 2002 B-5 Relationship to

Zoning Bylaw

Policy A-1.1 Relationship of Zoning Bylaw to

Corresponding Land Use Designations In order to give effect to the Land Use Designations, Council will only give favourable consideration to rezoning applications which are in accord with Schedule "B". The land use designations on Schedule "B" shall correspond with the zone designations of the Zoning Bylaw, as indicated in Table 1. It should be noted that certain designations, particularly in the future urban area, may not yet have implementing zones. The creation of these zones is anticipated in the plan implementation strategy.

Policy A-1.2 Redesignation of Development Reserve

Council will give consideration to applications to amend this plan to redesignate lands designated Development Reserve to Land Use Designations allowing for urban or suburban development, only when:

1. Arrangements to provide water supply and sanitary and storm sewer service to the lands under application have been

demonstrated to be technically feasible and achievable within the time frame for proposed development;

2. Arrangements to provide vehicular, pedestrian and bicycle access, and where applicable, potential transit access, have been demonstrated to be technically feasible and achievable within the time frame for proposed development;

3. A draft scheme of neighbourhood development substantially consistent with or clearly capable of being made consistent with the applicable policies of “Section D – Neighbourhood Plan Policies” of the Northeast Coquitlam Area Plan has been submitted; and

4. Potential school capacity including any required school sites, sufficient to accommodate the demand likely to be generated by development of the lands under application, has been demonstrated to be achievable.

Policy A-1.3 Procedures for Applications to Amend this

Plan

The procedures whereby an owner of lands to which this Area Plan applies may make application to amend the plan are the procedures set out in Section 405 – Official Community Plan Amendments of the City of Coquitlam Zoning Bylaw No. 3000, 1996, as amended from time to time.

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ORIGINAL ADOPTION MARCH 04, 2002 B-6 Table 1 - Relationship of Zoning Bylaw to Corresponding Land Use Designations

Land Use Designation Corresponding Zone(s)

Neighbourhood Centre CD Comprehensive Development

Other zones to be determined

Neighbourhood Commercial C-2 General Commercial Village – High Density To be determined

Village – Medium Density To be determined

Village – Low Density To be determined

Townhousing Residential RTM-1 Street-Oriented Village Home Residential RT-2 Townhouse Residential

C-1 Local Commercial P-1 Civic Institutional Conventional Townhomes¹ RT-2 Townhouse Residential

Street-Oriented Village Homes¹ RTM-1 Street-Oriented Village Home Residential Compact One-Family RS-5 One-Family Compact (Strata Lot) Residential

restricted to Strata Plan NW 939, NWD (commonly known as River Springs)

Compact Low Density Residential RS-7 Small Village Single Family Residential RS-8 Large Village Single Family Residential RS-9 Large Single Family Residential P-1 Civic Institutional

Baycrest Low Density Residential² RS-7 Small Village Single Family Residential RS-8 Large Village Single Family Residential RS-9 Large Single Family Residential RT-1 Two-Family Residential

RT-3 Triplex and Quadruplex Residential P-1 Civic Institutional

Small Village Single Family¹ RS-7 Small village Single Family Residential Large Village Single Family¹ RS-8 Large Village Single Family Residential Large Single Family¹ RS-1 One-Family Residential (650m²)

RS-3 One-Family Residential (555m²) (where Council has determined subsequent to a Public Hearing that a minimum lot size of 555m² is appropriate) RS-9 Large Single Family Residential Executive Single Family¹ RS-10 Executive Single Family Estate Single Family¹ RS-11 Estate Single Family

Suburban Residential² RS-2 One-Family Suburban Residential

P-1 Civic Institutional (in Partington Creek Neighbourhood)

¹AMENDED JULY 31, 2006 – BYLAW 3763 ²AMENDED JULY 28, 2008 – BYLAW 3957

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Land Use Designation Corresponding Zone(s)

Rural Residential and Resource A-3 Agricultural and Resource Civic and Major Institutional P-1 Civic Institutional

P-2 Special Institutional, in accordance with Policy A-7.9 (in Partington Creek Neighbourhood and Smiling Creek Neighbourhood Plan)1

School P-1 Civic Institutional

School/Park P-1 Civic Institutional Parks and Recreation P-1 Civic Institutional

Linear Park P-3 Special Recreation

P-5 Special Park Environmentally Sensitive Area P-5 Special Park

Open Space P-1 Civic Institutional

P-5 Special Park Extensive Recreation P-3 Special Recreation Protected Resource – Watershed A-3 Agricultural and Resource Agricultural A-3 Agricultural and Resource Development Reserve A-3 Agricultural and Resource

Intent

A-2.0 RESIDENTIAL DEVELOPMENT POLICIES

• To provide for a mix of residential types and densities which help address the City's long range housing needs, particularly related to future demand for ground-oriented housing;

• To support the overall development concept of a safe, compact, complete and transit-oriented community;

• To provide a range of affordable housing opportunities for residents of all ages and income groups;

• To support the development of affordable and special needs housing;

• To provide residential development opportunities which will also help protect or enhance areas of high environmental sensitivity, support improved transportation options, make more efficient use of infrastructure and to promote a sense of community in new residential areas;

• To protect existing residential areas within future

neighbourhoods consistent with the goals and aspirations of existing residents and to ensure that future residential

development is compatible with and respects existing housing development.

1

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Policy A-2.1 Residential Development Areas

Four residential development areas are identified in the Plan:

• Existing Urban Development Areas

• Future Urban Development Areas - Village Area

• Lower Density Suburban Development Areas

• Rural Residential Development Area

Existing Urban Development Areas

Permitted Densities and Building Types

Policy A-2.1.1 Existing Urban Development Areas

a) Residential development on lots of a minimum of 375m² shall be permitted in areas designated for Compact One Family Residential uses on Schedule "B";

b) Residential development on lots of a minimum of 555m² shall be permitted in areas designated for Large Single Family Residential uses on Schedule "B".

Policy A-2.1.2 Future Urban Development Areas - Village Area

a) Village High Density Area

i. This area is the future heart of Northeast Coquitlam. Centered on a future transit hub, this area is intended as the focus of the most intensive pedestrian activity and includes the proposed mixed use (residential and commercial) village core plus adjacent, predominantly residential areas. Average residential densities ranging from 50 to 60 units per hectare/uph (20-24 units per acre/upa) are accommodated in this area.

ii. Permitted residential densities and building types in areas designated for Village - High Density uses on Schedule "B" shall include:

• mixed residential and commercial uses (maximum

gross floor area of 1.4);

• apartments (maximum of four storeys, density of 99 uph) (40 upa);

• stacked townhouses (maximum density of 64 uph)

(26upa);

• street-oriented townhouses (maximum density of 32 uph) (13 upa);

• small village single family (maximum density of 20 uph (8 upa);

• large village single family (maximum density of 16 uph) (6 upa);

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ORIGINAL ADOPTION MARCH 04, 2002 B-9 Residential Type and

Density Targets

Policy A-2.1.2 Future Urban Development Areas - Village Area cont'd/

iii. Future neighbourhood planning processes will determine more precise locations for future residential land uses based on a number of factors including existing land uses, physical constraints and opportunities of the land, the goals and aspirations of property owners and residents and the target mix of housing types and

potential residential yields indicated on Schedule C to this plan.

b) Village - Medium Density Area

i. This area is typically within a five minute walk of the core, linked to key community facilities with a higher

proportion of ground-oriented units. Average residential densities ranging from 23-30 units per hectare (9-12 units per acre) are accommodated in this area.

ii. Permitted residential densities and building types in areas designated for Village – Medium Density uses on Schedule “B” shall include:

• apartments (maximum of four storeys, density of 99 uph) (40 upa);

• stacked townhouses (maximum density of 64 uph)

(26 upa);

• street-oriented townhouses (maximum density of 32 uph) (13 upa);

• small village single family (maximum density of 20 uph) (8 upa);

• large village single family (maximum density of 16 uph) (6 upa).

Residential Type and Density Targets

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c) Village - Lower Density Area

i. This area is beyond a ten minute walk of the core and has a higher proportion of lower density residential uses. Average residential densities ranging from 10 to 20 units per hectare (4-8 units per acre) shall be permitted in this area.

ii. Permitted residential densities and building types in areas designated for Village – Lower Density uses on Schedule “B” shall include¹&2:

• street-oriented village homes (maximum density of

37 uph) (15 upa);

• conventional townhomes (maximum density of 30

uph)(12 upa);

• small village single family (maximum density of 25 uph) (10 upa);

• large village single family (maximum density of 20 uph) (8 upa);

• large single family (maximum density of 14 uph) (6 upa).

Policy A-2.2 Lower Density Suburban Development Area

a) Large Single Family Residential

Residential development on lots of a minimum of 555m2 shall be permitted in areas designated for Large Single Family Residential on Schedule “B”.

b) Suburban Residential

Residential development on lots of a minimum of one acre shall be permitted in areas designated for Suburban

Residential uses. A sanitary sewage disposal system approved by the BC Ministry of Health is necessary for development in this area.

Residential Type and Density Targets

¹AMENDED JULY 05, 2004 – BYLAW 3641

2